I think you do pay a premium but part of that premium is that they've (in theory) de-risked the rehab portion of the investment.

New builds on the Virginia side of the border are easier due to less regulations and taxes.

There are a ton of qualifiers to that, but we'll keep it simple for the moment.She's also correct that you can carry forward the losses to use against passive income gains in the future.Where she is not correct is that you can only fully expense those items (it's called De Minimus Safe Harbor Rules if you want to get technical) AFTER the property is placed into service.  

Here is a couple articles that talk about bonus depreciationhttp://www.thetaxadviser.com/issues/2016/may/bonus...http://www.nolo.com/legal-encyclopedia/50-bonus-de...

Hi @Drew Pak, if you're an accredited investor, decide to sell and want to defer your capital gains tax you might consider reinvestment into DSTs (Delaware Statutory Trusts).

Painesville, Ohio and Euclid, Ohio and Shaker Heights, Ohio (solid B class), and my lowest is Cleveland Heiights on the border of South Euclid.  

I'm not experienced but border usually means rodents, so be prepared for electrical issues as well.

And in the state of colorado it can take months to evict someone.You CAN do anything, but is it bordering on illegal and are you opening yourselves up to huge liability.These classes are not to make investors they are to make money by selling a class.There used to be a company up off the boulder turnpike in westminster that was buying peoples homes that were in foreclosure and leasing it back to them on an installment land contract for five years and that was supposed to give the owners time to repair their credit to buy the house at the end of the five years, but most couldn't qualify and lost the home through the ILC and had to move out.

Has anyone gotten burned by the city requiring de-conversion of an illegal unit? 

Plus the realtor may be on the border of losing the listing anyways.